Town of Union, NY Article IV Preliminary Plan

§ 181-11 Requirements.

A. Application: required. The form is available at the Planning Department.

B. Filing fee: as set from time to time by resolution of the Town Board.

C. SEQR assessment form: required. The form is available at the Planning Department.

D. Public hearing: required.

E. Required documents:

(1) Eight copies of the following shall be submitted:

(a) Maps, showing:

[1] The proposed name and location of the development, the name of the subdivider and the name and stamp of the professional engineer, land surveyor, land planner or landscape architect who has designed and prepared the subdivision plans.

[2] The name, date, North point and scale of each map.

[3] Existing streets, buildings, easements, water bodies, streams and drainage channels, floodplain and base flood elevations, railroads and other pertinent natural features such as wetlands, outstanding trees and outlines of densely wooded areas.

[4] A preliminary grading and drainage system plan indicating, in general terms, a proposal for an adequate system of grading and necessary drainage structures to carry off and store or discharge the stormwater runoff and natural drainage water which originates not only within the subdivision's boundaries but also that which originates beyond the subdivision's boundaries and flows into it.

[a] All rights-of-way, easements, street center-line gradients in percent, with arrows to indicate the direction of flow, and critical street center-line grades shall be shown.

[b] The complete drainage system for the entire subdivision shall be shown graphically with all existing drainage features which are to be incorporated, properly identified as existing.

[c] Boundaries of stormwater runoff watersheds for each drainage structure and their area in acres shall be shown.

[d] If required, the location of all test pits and borings and a description of soil conditions and the water table elevation are to be shown.

[e] Hydraulic computations indicating the adequacy of design shall be presented for all facilities, including computations indicating the ability of the existing or new downstream stormwater facilities to accept the additional anticipated flow.

[f] A Stormwater Pollution Prevention Plan (SWPPP) consistent with the requirements of Articles I and II of Chapter 171, Erosion and Sediment Control, shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Article II of Chapter 171, Erosion and Sediment Control. The approved preliminary subdivision plat shall be consistent with the provisions of Chapter 171, Erosion and Sediment Control.

[Added 5-2-2007 by Ord. No. 2-2007]

[5] Proposed streets and utilities indicating those which are to be public and those which are to be private. When a street is proposed to be located between existing buildings, cross-section drawings shall be provided to determine the effect, if any, of the new street on the contiguous buildings. The drawings shall show 25 cross sections, extending 50 feet on each side of the proposed street right-of-way from the proposed intersection to 50 feet beyond the rear property line(s) of the contiguous buildings.

[6] The name of the owners of all adjoining property as disclosed by the most recent municipal tax records.

[7] Location of existing water mains, sanitary sewers, storm sewers, culverts or drains located adjacent to or on the property to be subdivided.

[8] The dimensions and areas of all proposed and existing lots.

[9] The numbering of all lots and necessary lettering of street names.

[10] Topographic contours of not greater than five-foot intervals.

[a] Smaller or larger contour intervals, when advisable due to the terrain, shall be used after approval by the Town Engineer and the Planning Board.

[b] Contours shall extend 50 feet beyond the subdivision boundary line.

[c] Expansive off-site drainage areas may be indicated on a scaled map other than one inch equals 50 feet and at contour intervals of 10 feet when this data clearly identifies the drainage areas and is approved by the Town Engineer and the Planning Board.

[11] Phases of development, if applicable.

(2) The drawings shall be on sheets with an outside edge of 24 inches by 36 inches.

[Amended 12-2-2009 by L.L. No. 15-2009]

(3) The scale of the drawings shall not be greater than 50 feet to the inch. If more than one sheet is required, a clearly drawn match line shall be shown on each sheet.

F. Other requirements, as appropriate.

(1) Temporary staking. In order to facilitate field inspection and review of the site of the proposed subdivision, temporary staking along the center line of all proposed roads in the subdivision may be required by the Planning Board.

(2) Soil tests. Soil tests conducted according to the most recent standards, set up by the New York State Health Department, if the proposed subdivision lacks public sewer and/or public water.

§ 181-12 Procedure.

A. Application submission. The subdivider shall file an application, required fee, SEQR assessment form and required plans with the Planning Department.

B. SEQR lead agency determination. The Planning Department will contact other interested permitting agencies to determine that the Planning Board will act as lead agency for the SEQR process.

C. Agency review. The Planning Department will send the plans for review to the following agencies:

(1) The Planning Department.

(2) The Engineering Department.

(3) The Municipal Water Department.

(4) The Fire Company.

(5) The School District.

(6) The County Health Department.

(7) The Soil Conservation Service.

(8) If appropriate:

(a) The County Planning Department.

(b) The County Public Works Department.

(c) The New York State Department of Transportation.

(d) The New York State Department of Environmental Conservation.

(e) Adjacent municipalities.

(f) Other agencies.

D. Planning Board receives plans. The preliminary plan will be placed on the first available open agenda of the regular meeting of the Planning Board.

E. Staff review. A member of the Planning Department and the Engineering Department will meet with the subdivider to discuss the agency reviews. A copy of such reviews will be given to the subdivider.

F. Planning Board review. The Planning Board will review the preliminary plans and the comments from the review agencies. Upon the completion of the Planning Board reviews, the Planning Board's comments will be sent to the subdivider.

G. Revisions. If needed, the preliminary plans shall be revised to incorporate the recommendations made by the review agencies and the Planning Board. The revised plans shall be submitted to the Planning Department. The revised plans shall be reviewed by the Planning Department and the Engineering Department. The Planning Department shall forward the revised plans and recommendations to the Planning Board.

H. SEQR determination. The SEQR determination shall be completed and filed.

I. Public hearing. The Planning Board will call a public hearing on all preliminary plans that are to be considered for approval. The hearing date shall be at least two weeks after the date the hearing was called. The hearing shall be advertised at least once in a newspaper of general circulation at least five days prior to the hearing. A Town of Union sign shall be posted on the property before the hearing, stating that a public hearing will be held. The subdivider or a representative should attend the hearing.

J. Planning Board approval/disapproval.

(1) As a result of the public hearing, the Planning Board may require additional information and the plans may have to be revised to address the concerns raised by the public. Information and/or revised plans shall be submitted to the Planning Department. The information and/or revised plans shall be reviewed by the Planning Department and the Engineering Department. The Planning Department shall forward the information and/or revised plans and recommendations to the Planning Board.

(2) If the Planning Board determines that the revised plans are significantly different from the plans presented at the public hearing, the procedure in Subsection I shall be followed. If the revised plans are not significantly different from the plans presented at the public hearing, the Planning Board will act on the plans. The Planning Board will either approve, approve with conditions or disapprove the preliminary plans.

(3) If the plans are approved with conditions, the conditions shall be incorporated in the final plans or such revisions made to the preliminary plans, as appropriate. If the plans are disapproved, the Planning Board shall state its reasons in writing.

K. Subdivision of land. No parcel of land included in an approved preliminary plan shall be divided into two or more lots, plots or other divisions of land without the approval of the Planning Board.

[Amended 6-17-1998 by L.L. No. 6-1998]